416 N 8th St · Wymore, NE 68466

$65,000

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 73 Days on market

Built 1910 6,970 sqft lot $78/sqft · 11% below area Est $73k · 11% under

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +12.3/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.4/10.0

Listing remarks MLS

Welcome to 416 N 8th Street this2-bedroom, 1-bath home small-town! With an inviting front porch and classic curb appeal, you’ll feel right at home the moment you arrive. Inside, you'll find a functional layout, and a spacious living area filled with natural light. The Roof is a newer one 5 years old. Schedule your showing today and see the potential for yourself!

Key facts

• Spacious living area
• Newer roof
• Front porch

Tags

• FRONT PORCH
• SPACIOUS LIVING AREA
• NATURAL LIGHT
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($857 rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#145 in NE) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools D, amenities F.
• Southern School District 1 (rural): math 38% / reading 38% proficiency, ranked #224 of 245 in NE (top 91%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 41 units permitted in Gage County in 2024 (14 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Gage County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $19k; list at $65k implies a 242% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.32% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.46%
• DSCR: 1.78
• GRM: 6.3

CMA / ARV

• ARV (median comp): $72,823
• List price: $65,000
• Delta: -10.74%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.35×
• Total profit: $6,326
• Equity at exit: $9,692

10-year hold

• IRR: 18.0%
• Equity multiple: 2.49×
• Total profit: $27,190
• Equity at exit: $5,620

Cash invested: $18,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Nebraska: 83 Strongly Landlord-Friendly · R+13
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempted; moderate court pace.

Methodology + full state rankings →

ZIP-level market 68466

• Home prices YoY: -4.2%
• Active inventory: 8
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $857 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$44 /mo · $532/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $265

Break-even live

Break-even rent $522

Max offer price $65,000

Occupancy floor 64%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $65,000 Active 73 DOM
2. 2026-06-18
   days on market $65,000 Active 72 DOM
3. 2026-06-17
   days on market $65,000 Active 71 DOM
4. 2026-06-16
   days on market $65,000 Active 70 DOM
5. 2026-06-15
   days on market $65,000 Active 69 DOM
6. 2026-06-14
   days on market $65,000 Active 67 DOM
7. 2026-06-12
   days on market $65,000 Active 66 DOM
8. 2026-06-09
   days on market $65,000 Active 63 DOM
9. 2026-06-08
   days on market $65,000 Active 62 DOM
10. 2026-06-07
    days on market $65,000 Active 61 DOM
11. 2026-06-05
    days on market $65,000 Active 59 DOM
12. 2026-06-04
    days on market $65,000 Active 57 DOM
13. 2026-06-02
    days on market $65,000 Active 56 DOM
14. 2026-06-01
    days on market $65,000 Active 55 DOM
15. 2026-05-31
    days on market $65,000 Active 54 DOM
16. 2026-05-31
    days on market $65,000 Active 53 DOM
17. 2026-04-07
    listed $65,000 New 371-char remark

    Show marketing remark (371 chars)

    Welcome to 416 N 8th Street this2-bedroom, 1-bath home small-town! With an inviting front porch and classic curb appeal, you’ll feel right at home the moment you arrive. Inside, you'll find a functional layout, and a spacious living area filled with natural light. The Roof is a newer one 5 years old. Schedule your showing today and see the potential for yourself!

18. 2026-04-07
    historical

    Show marketing remark (371 chars)

    Welcome to 416 N 8th Street this2-bedroom, 1-bath home small-town! With an inviting front porch and classic curb appeal, you’ll feel right at home the moment you arrive. Inside, you'll find a functional layout, and a spacious living area filled with natural light. The Roof is a newer one 5 years old. Schedule your showing today and see the potential for yourself!

19. 2026-02-27
    listed $70,000 New
20. 2026-02-27
    historical
21. 2025-12-01
    listed $70,000 New
22. 2025-12-01
    historical
23. 2025-11-28
    status Active
24. 2025-10-14
    historical
25. 2025-05-12
    listed $70,000 New
26. 2013-05-21
    soldstatus $19,000
27. 2013-05-20
    soldstatus $19,000
28. 2012-09-28
    listed $22,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NE · Resets to sale price

• Current annual tax: $532 · $44/mo
• Projected year-2 tax: $1,124 · $94/mo
• Expected delta: +$593/yr (+$49/mo · 111.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,285
• − Mortgage interest: −$3,641
• − Property taxes: −$532
• − Insurance: −$325
• − Repairs & maintenance: −$823
• − Management: −$823
• − Depreciation: −$1,891
• Taxable income: $2,251
• Est. tax owed @ 24.0%: −$540
• After-tax cash flow: $2,638/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Southern School District 1
• NCES district ID: 3177180
• Math proficiency: 38% ▲ 3.00%
• Reading proficiency: 38% ▲ 3.00%
• Median HH income: $38,704
• Composite: 34.27/100
• National rank: #10239
• State rank: #224 of 245 in NE

Livability — Wymore

• Score: 73/100
• State rank: #145
• US rank: #5268

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wymore, NE
• Population (ZIP): 1,675

Population outlook (Gage County) Hauer SSP2

• Today (2025): 21,133 people
• By 2030: 20,629 · -2.4%
• By 2040: 19,398 · -8.2%
• By 2050: 18,049 · -14.6%
• By 2075: 15,504 · -26.6%
• By 2100: 12,941 · -38.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 1% Hispanic / Latino 1%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Gage

• 2024 margin: Solid R (+39.2) · D 29.7% · R 68.9% · Other 1.4%
• 2008→2024 swing: -29.8pp toward R · 2008: -9.5pp · 2024: -39.2pp
• All cycles: 2024: R+39.2 2020: R+36.5 2016: R+34.5 2012: R+16.8 2008: R+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.15%
• Current HPI: 163.1228
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 0.68%
• F500 in state: 2

Industry mix (Fortune 500 HQ in NE)

Industry	F500 HQs	Revenue
▸Conglomerate	1	$371B

Price history

+195.5% since first listed

12 events — show timeline

• 2026-04-07 Listing Removed — GPRMLS
• 2026-04-07 Listed $65,000 GPRMLS
• 2026-02-27 Listing Removed — GPRMLS
• 2026-02-27 Listed $70,000 GPRMLS
• 2025-12-01 Listing Removed — GPRMLS
• 2025-12-01 Listed $70,000 GPRMLS
• 2025-11-28 Relisted — GPRMLS
• 2025-10-14 Listing Removed — GPRMLS
• 2025-05-12 Listed $70,000 GPRMLS
• 2013-05-21 Sold (Public Records) $19,000 Public Records
• 2013-05-20 Sold (MLS) $19,000 GPRMLS
• 2012-09-28 Listed $22,000 GPRMLS

Property tax history

+6.3%/yr

Latest (2025): $532 · +17.6% YoY. Source: county tax records.